3 Ridge View Rd [Nederland Notable]
NEDERLAND NOTABLE SALE: 3 Ridge View Rd | $2.7MBuilt in 2020 in the posh Caribou Ridge neighborhood, this luxury turn-key featured four bedrooms, four baths, and about 4,600 SQFT. The design was straight up the fairway for what buyers expect for a new contemporary Colorado mountain home. It still took well over a year to sell, primarily due to overpricing.Deal notes: Acquired for $2.2M in 2020, the seller listed the home at a wishful thinking $3.2M in June of 2022. Like many sellers and listing agents, the reality of the market's drop from the peak in March may have caught [...]
Boulder Inventory Update [Analyze This]
Time for an update on current market conditions in Boulder. Let's take a look at inventory. The chart above shows detached single family houses in the City of Boulder (excluding Gunbarrel). As of this writing, 28% of houses are under contract (active/backup or pending status). 72% are available. Inventory below $1M continues to be in extremely short supply. As a general rule of thumb, we advise our clients that often less than half of the homes in a given price range are actually exciting enough to want to write an offer. In other words, "available" is not the same thing as "desirable." [...]
Updated Charts for Boulder [Analyze This]
Some say that 2019 was the last "normal" year for Boulder real estate. After a decade of declining inventory and rapidly increasing prices, I'm not sure what normal even means.In any event, I thought I would provide an updated analysis for the City of Boulder, now with 2019 shown as a separate (white) line. My forecast and strategy recommendations for buyers and sellers hasn't changed. You'll find it in the newsletter. Compared to 2019, last year's slump in sales appears to be a 4th quarter event only. Anecdotally, I'm also hearing that many sellers are once again getting bidding wars in [...]
Straight Talk from the Frozen Foothills of Boulder [Video]
A little video update for the end of January, 2023. Feedback is always welcome! Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife and their Labrador Retriever. He has been a Realtor since 2005. Osman is the primary author of the House Einstein blog with over 1,200 published articles about Boulder real estate. His work has also appeared in many other blogs about Boulder as well as mainstream newspapers, including the Wall Street Journal and Daily Camera. For more information, click HERE. [...]
How’s The Market? [Analyze This]
How's The Market?The stand off between buyers and sellers continues, yet the market is far less dire in Denver and along the Front Range than many buyers would have hoped. Prices have fallen from the peak, mostly due to interest rate shock. Many buyers are waiting on the sidelines, disappointed by extremely limited and often overpriced inventory. The data and anecdotal reports from colleagues also show that many potential sellers are simply refusing to list during a down period. Given the run-up in value over the last few years and the much higher qualification standards since the Global Financial Crisis, most can afford to wait. New listings [...]
Market Update: City of Boulder [Analyze This]
Get the facts, make a smarter real estate decision. It's never been more important to adjust your real estate strategy to rapidly changing market conditions. Here's how the market really looks in the City of Boulder: 72 single family, detached houses sold last month, down 37% year over year and 29% below average for September. This breaks a 6 year record low. 244 houses sold in the City of Boulder during the quarter, 95 fewer houses than average for the period.49% fewer homes went under contract compared to last year. September was the 5th straight month of below average pending sales in [...]
Market Update [Analyze This]
Market update for Boulder. Accompanying charts tell the story: Preliminary data shows sales volume for detached SFR was down 24.4% last month in #Boulder County, compared to the same time period a year ago. 323 fewer houses sold during the full quarter 3Q22 compared to the average of the past three years. This is the fourth month in a row of below average sales volume. New listings hitting the market were 13% below average last month, and down about 10% year over year.Pending sales plunged in September. Only 224 homes went under contract in Boulder County, 36.7% below average and [...]
It’s Not Just the Weather Cooling [Analyze This]
Note: The following was analysis was published in House Einstein's Fresh Listings newsletter. Subscribe to access the full report, which includes a discussion of notable sales, interesting new listings to hit the market, and homes worth a second look. How's The Market?As you already know, the real estate market is in the early stages of a correction. Yet, what you read in national news is not always what's happening at the local level. The market varies dramatically by price range, property type, and location. What's happening on average in Colorado is also not necessarily what's happening in Boulder. Let's dive into the data to see how things look: For [...]
What Goes Up Must Go Down? [Analyze This]
In our latest newsletter, we spend quite a bit of time discussing market conditions in Boulder and Denver- including an analysis of the chart above. We tell you what buyers and sellers should expect for the second half of the year. You'll also find a discussion of the most interesting new listings and notable sales to hit the local market. There's only one place to get it: House Einstein's Fresh Listings. Sign up HERE. Osman Parvez is the Founder and Employing Broker of House Einstein. Originally from the Finger Lakes region of New York, he lives in Boulder with his wife [...]
Sales Plunged in June [From our Newsletter]
Happy Independence Day, friends. The following was published in our latest newsletter. What's missing is our take on fresh listings and notable sales. For the complete newsletter, sign up HERE.What's New at House Einstein?It was a fun week: - 4606 Ipswich Street closed, for full list and with a post closing occupancy. Our sellers are now shopping for a new home in Boulder. They're looking for something updated and with a private backyard in Unincorporated Boulder County, Gunbarrel, Lake Valley, Niwot, Louisville, or Lafayette. They prefer property that is adjacent to open space. - The team took a tour of Denver condo and town homes, led by [...]
Is the Market Slowing? [Analyze This]
What's New at House Einstein?Our listing at 810 43rd Street closed. The market was moving up in price so quickly this spring that we advised our seller to push for a longer closing to allow specific comps to close and better support the buyer’s appraisal. It sold for slightly over full list and we negotiated a post closing occupancy period for the seller, so that the move to her new home would be less stressful. Funny story about this deal. I actually represented the buyers of her previous home. She was so impressed with our approach and professionalism, even though we represented the other side, [...]
The Skinny
We're Back!Hello friends. You may have noticed that I took a little hiatus. These types of breaks happen sporadically throughout the year, typically for two reasons; either we’ve had an increase in business activity (helping our clients takes priority over newsletters and blogging) or I’m on a quarterly vacation. This time around, I was on vacation. When I returned, there were several projects that needed my focused attention - including new listings, new transactions under contract, and deals that needed some attention to avoid going sideways. Why a quarterly vacation? I'll credit Brad Feld, Boulder’s most well known VC, for this [...]
How’s The Market [Analyze This]
How's The Market?- Understandably all eyes are on the war in Ukraine, volatile stock market, and spiking energy prices. Let me drag you away from all of that for a moment and let's talk about real estate. - Market data for last month is now official. The median sold price for single family houses (SFH) in Boulder County was $865K in February, up an incredible 31.5% year over year. For attached dwellings, the median was $510,000, up 24.4%. - In the City of Boulder, the median sold price skyrocketed to $1.56M for SFH, up 38% year over year. For attached dwellings, the [...]
How’s the Market? [Analyze This]
How's the Market?Welcome to extreme real estate. Our increasingly dire problem of too little supply and strong demand has reached new levels. Inflation, mobile workers, expectations for higher mortgage rates in the near future, and a new influx of buyers from the Marshall Fiire have resulted in a frenzy unlike any I have experienced in my nearly 20 years of real estate. We're still finding success for our buyers, but let's just say it's been a lot more fun for our sellers.January data is still preliminary, but for the areas in which we focus our business activity (select parts of Boulder and Denver), [...]
What is Dirt in Boulder Really Worth? [Holiday Update]
Note: The following introduction was published in the latest edition of Fresh Listings, our weekly newsletter. Every week, we review the most interesting new listings and notable sales. There's only one way to get it. Sign up.What's New at House Einstein?Sadly, there's no puppy beneath our tree. It's mid-December. we're wrapping up year-end business, making our annual donations to non-profits we like to support, and getting ready for important holiday events with family and friends. We're also preparing for our first corporate secret Santa gift exchange. That should be exciting. As it happens, we're also preparing to launch one of our most interesting new [...]
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Testimonials
Osman was a refreshingly honest realtor. He stressed through the entire process that his goal was to make me happy with my home purchase. I greatly appreciated the fact that he never shied away from pointing out the negatives as well as the pluses of different places while leaving the final decision up to me.
We can highly recommend Sophie. Her attention to detail and communication skills are great. Our home was in area that most realtors are not familiar with, but Sophie took extra time to get to know the neighborhood in order to give us quality service. She also brought in a professional photographer to make our home look its best. Even though the listing was in winter, the house sold quickly. With Sophie’s business and people skills, we have no doubt she will be a top realtor in the area.
